Maintenance Planning for Lakeport Homes

The homes of Lakeport Cluster are over 30 years old. That fact has several implications, especially for the maintenance of the structures themselves, their major internal systems and the surrounding environment. Thirty years, after all, is a major milestone for most homes. If someone is an original purchaser of a Lakeport home, for example, he or she might have taken out a standard 30-year mortgage and would be looking at being debt free now.

Maintenance and upkeep issues for a 30-year-old home are different than those for younger homes, as many of Lakeport residents can attest every spring and summer as the contractor repair work or the do-it-yourself projects proliferate around the community. Our homes have withstood some brutal winters with a few snowstorms several feet deep and some blistering summers with hurricane-like downpours and windstorms. All of these take a toll on our homes and yards. In addition, the internal support systems (like water, sewer, heating, ventilation, cooling and electricity) and the major appliances associated with these systems begin to wear out. The damage – whether catastrophic or gradual – has to be prevented or addressed for the sake of safety, comfort and appearances.

According to the American Society of Home Inspectors, experience shows that, over 30 years, the average house may need a 50-percent replacement. And as the years pass, the cost of this maintenance can increase significantly.

Our goal in this document is to provide some guidance that we hope will help Lakeport homeowners in planning for these expenses and addressing them as needed. While some of these issues are generally true for any 30-year-old home, Lakeport’s townhomes have some unique issues, given the environment, design and materials associated with the cluster. We’ll highlight many of these unique issues.

One of the first considerations involved in home maintenance and repairs in Lakeport is the design principles provided by the Reston Association’s (RA) Design Review Board (DRB) and the Lakeport Cluster Association’s standards. Before committing to any changes to the outside of your home, please consult the DRB and Lakeport websites.

And note that external changes will likely require approval by the DRB before you begin your home maintenance or improvement project.

EXTERNAL CONSTRUCTIONSiding and Trim

The longevity of wood siding depends on the type of wood (cedar is naturally resistant), shading on home, maintenance of paint and caulking, and water traps.

Cedar siding will show signs of decay in 5-10 years

Hardiplank has a life expectancy of 50 years

Trim boards – wood corners are likely to rot in the 15–25 year range; Vinyl/PVC trim boards will last 100 years though they need longer fascia or rake boards to compensate for expansion and contraction.

All exterior caulk will pull and fail eventually, and this depends on heating and cooling (the wider the range, the faster the failure) and on the quality of the caulk. Fixing failing caulk saves a great deal of repair dollars over time.

Mildew happens in Reston every year and will eventually permanently stain, so staying on top of cleaning is worthwhile.

Windows

Double pane glass windows are usually good for 8-20 years, but watch for moisture (condensation, fogging), which indicates the glazing seal is broken and needs replacement.

Wood frames can last 30+ years but if paint and caulking frequently get wet, they may deteriorate in 5-10 years.

Vinyl frames last for 20-40 years.

Roofs

Asphalt shingles are usually good for 20-30 years even though warranties typically are for 15-25 years.

Cedar shake roofs last approximately 30 years; without maintenance 15-20 years before water begins to penetrate the roofing systems.

Along with the shingles, roof decking should be inspected and fixed when reroofing, and drip edges added if they aren’t there already.

When roofs are replaced, check the chimney cap, the flashing between the chimney frame and the roof and the chimney siding and trim. It is a good idea to check periodically even before replacing the roof.

Chimneys

Stainless steel flue liners generally remain intact for 15-20 years

Common causes of chimney leaks are defective flashing or cracks in the chimney crown.

Chimneys should be inspected inside and outside every 1-2 years.

Downspouts and Gutters

Aluminum downspouts are good for 30 years

Aluminum gutters generally last for 20 years

Wood Decks

Well constructed and maintained decks can last 20 years, with annual replacement of water-damaged boards.

Garage doors

Wooden garage doors typically last 20-25 years

Garage door openers are generally good for 8-10 years.

Driveways

Sections of asphalt can develop holes in the surface or crumbling edges within a year, depending on cold and precipitation.

Eventually, driveways will reach a point where small fixes are insufficient, and they will need to be professionally repaved.

Private Docks

Cedar can last 25-40 years if maintained (cleaned and sealed yearly); 10-15 years if not

Composite is usually good for 25+ years.

INTERNAL SYSTEMSHeating, Ventilation and Cooling (HVAC)

Furnaces – 15-20 years

Heat pumps - 16 years

Air conditioners - 10-15 years

Attic fans 15-25 years

Water heaters

20+ years

Fireplaces

Masonry – 20-30 years

Factory made (prefab) – 10-15 years

Lighting and Electrical

Switches tend to wear out in the 15-20 year range, and receptacles similarly or sooner depending on usage.

The base electrical system should be pretty stable unless compromised by water.